Transitional lets
Transitional lets are our trade. The other leases, when they make sense.
From 1 to 18 months, for people who come to Trieste for work, research or a project: it is the lease (contratto transitorio) of almost every home you find here. For homes to live in for years there are the 3+2 regulated rent (canone concordato) and the 4+4: we tell you when they make sense.
- Transitional leaseFrom 1 to 18 months
- 3+2 · regulated rent3 years + 2 on renewal
- 4+4 · open market4 years + 4 on renewal
At a glance
- Length
- Transitional leaseFrom 1 to 18 months
- 3+23 years + 2 on renewal
- 4+44 years + 4 on renewal
- Rent
- Transitional leaseWithin the framework of the local rent agreement (accordo territoriale): transitional does not automatically mean open-market rent
- 3+2Within the values of Trieste’s local rent agreements: according to the City, two are in force today, of 14 December 2022 (extended) and of 15 December 2025
- 4+4Open market, negotiated between the parties
- Tax for the owner
- Transitional leaseAssessed on the individual contract and on your tax profile
- 3+2Flat-rate rental tax (cedolare secca) at 10%, ILIA (the IMU property tax of Friuli Venezia Giulia) reduced by at least 25%, no registration tax or stamp duty with the cedolare secca
- 4+4Cedolare secca at 21%, or ordinary income tax (IRPEF)
- For tenants
- Transitional leaseWork, research, relocation, a period between homes: a defined, justified stay
- 3+2People staying for study, work or family who want public rules
- 4+4People who have chosen Trieste as their home
- For landlords
- Transitional leaseA furnished, ready property; mobile or academic tenants
- 3+2Orderly, tax-efficient income
- 4+4Less turnover, less intensive management
- What it takes
- Transitional leaseA temporary reason, the tenant’s or the owner’s, stated and documented in the contract
- 3+2A certificate of compliance (attestazione di rispondenza) from an association that signed the agreement
- 4+4A good tenant and a properly drafted contract
Which local rent agreement applies in Trieste today
According to the City of Trieste, two local rent agreements (accordi territoriali) are in force: the one of 14 December 2022, extended on 11 December 2025 by nine of the organisations that had signed it, and the new one, filed on 15 December 2025.
For a new contract, as we read the texts, you choose one of the two and apply it in full; the certificate of compliance (attestazione di rispondenza) is issued by an organisation that signed it or joined it.
A contract signed between 15 December 2022 and 15 December 2025 stays on the 2022 agreement until it expires, tacit renewals and extensions included.
Transitional lease
Transitional lets in Trieste, done properly.
For temporary stays, professionals relocating, researchers, families between homes and anyone who needs a home for a defined period. We put each one together with method.
If you are looking for a home
- Professionals relocating
- Researchers and visiting scholars
- Doctors and temporary staff
- Managers and technicians on a project
- Families between homes
- People waiting for a purchase to complete, a renovation to finish or their permanent home
If you are letting
It makes sense when
- +the property is furnished and ready
- +the stay in the city has a defined length
- +the tenants are mobile, professional or academic
- +you want order and considered turnover, not pure tourism
We don’t suggest it when
- −the property is not ready
- −you want less turnover
- −the property is a weak fit for professional or relocation tenants
A transitional lease works well when it fits the case. When it is forced, it only creates friction.
Regulated rent · 3+2
The 3+2, done with method.
When it is the right choice, it is a well-designed structure: orderly, stable, easy to read and tax-efficient. The point is not to force every property into regulated rent, but to recognise when it is the right formula.
If you are looking for a home
- People moving to Trieste for several years
- Families and couples looking for continuity
- Students and PhD candidates on long stays
- Anyone who wants a clear rent, set by public rules
If you are letting
It is a strong choice when
- +regulated rent still makes economic sense for the property and for your tax profile
- +you put order, stability and a clear tenancy first
- +the property has features that the agreement’s parameters reward
- +the overall benefit outweighs the idea of the ‘theoretical maximum rent’
Some figures from the agreement of 15 December 2025
- +20%
- for ordinary transitional leases (contratti transitori)
- 2025 agreement, art. 9.3: it applies to transitional leases signed under this agreement. The extended 2022 agreement has its own rules.
- +12%
- for energy class A/B, +7% for C/D, −10% mandatory for G
- +22%
- if fully furnished, +15% if partly furnished
- +20%
- for properties returning from short lets, only on ordinary regulated leases, 3+2 or longer (art. 9.2.A)
- +8%
- for listed properties or cadastral categories A/1, A/7, A/8 or A/9 (art. 9.1.A)
Open-market rent · 4+4
Stability, when it is the right choice.
Some properties do not need turnover, they need continuity. The 4+4 should not be treated as a second choice, but as a consistent one.
If you are looking for a home
- People who have chosen Trieste as their home
- Families looking for a lasting arrangement
- Those who prefer stability to flexibility
If you are letting
It works well when
- +you want less intensive management
- +the property suits a long stay
- +the real value lies in continuity, not in turnover
- +in some cases, it pays more than regulated rent
Our terms, up front
Temporary leases, 1 to 18 months
Tenant 15% · landlord 5%
Plus VAT, on the rent for the whole lease (monthly rent × months). Minimum €400 + VAT for the tenant; no minimum for the landlord. Payable only if the lease is signed.
Long leases: 3+2 and 4+4
Tenant 2 months' rent · landlord 1 month's rent
Plus VAT, once, at signing. Corporate housing and university student leases follow the duration: up to 18 months as temporary leases, beyond that as long leases. Payable only if the lease is signed.
Taxes and third-party costs
Not part of our fee
Registration tax and stamp duty are split half and half between landlord and tenant; under the flat-rate regime (cedolare secca) neither is payable. We handle the paperwork: the online registration (about €15) and, for temporary and 3+2 leases, the certificate from a landlords' or tenants' association (about €40 to €85) are paid by the landlord directly, with the details we provide.
You don’t have to choose the formula on your own.
If you are letting, take the six-step path and get the recommended formula. If you are looking for a home, fill in your profile: we work out the formula.